Hawkeye Home Inspections

Notices & Disclosures

Purpose
The intent of the inspection is to offer an opinion under the limiting circumstances & conditions herein set forth whether or not the items designated for inspection are functioning consistent with their intended purpose.

Comprehensive evaluation, troubleshooting or analysis of defective or deficient findings or a detailed prescription for proper and correct repair are beyond the scope of this inspection.

Standards
The Inspection is performed as a visual/non-invasive walk-through survey in accordance with the standards of practice set forth in Division 8 chapter 812 of the Oregon Administrative Rules and the ASHI SOP.

Technical level
An inspection under either of these two standards is not comprehensive, technically exhaustive or invasive.

Structures included
Unless otherwise specified, this inspection only covers the building and attached structures serving entry/exit doors. This excludes other features of the property such as fences and detached structures (decks, garages, outbuildings etc.) including those with a roof cover attached between them and the subject building.

Scope of time covered
The inspection is based solely on the property conditions present at the time (moment) of the inspection. Defects, particularly with respect to moisture intrusion - and more specifically roof leaks, may only be indicated during or after periods of rainy or stormy weather.

Exposed items only
Opinions are based on what was readily accessible and easily discernable visually.

Environmental conditions including energy efficiency/comfort and IAQ concerns
An evaluation of the energy efficiency of components and systems is not performed nor is comfort and IAQ concerns or environmental hazards such as asbestos, Radon, mold or buried fuel tanks etc.

Cosmetics/finishes
This inspection is not designed or intended to be relied to serve as your walk through inspection of the cosmetic quality and workmanship of the home.

Compliance/ insurability
The inspection does not serve as a compliance inspection to determine conformance with governmental regulations or verify if indeed an item is installed and functioning per the manufacturers, designers or engineer's installation instructions or specifications. Specific questions as to an items "codeness", quality, value, serviceability, insurability, warrantability, adequacy or efficiency are outside of the scope of this inspection. Such determinations require a more comprehensive consideration and at a greater expense both in time and money.

Valuation or appraisal
The inspection is not designed to supplement an appraisal of the home, to be used to account for value or alert you to items of diminished value as a result of age, wear & tear and workmanship, minor operational deficiencies or need for maintenance particularly in aiding one in valuing the home. Any questions as to value are not addressed by this report.

Certifications or warranties
Because the inspection is conducted under time constraints and other limiting circumstances and without the benefit of in-depth investigation, no certifications or warranties are provided that the items of inspection are free of hidden or latent defects, fire/life/safety hazards or will continue to perform satisfactory. There are no certifications or warranties provided concerning an items actual condition, quality, value or serviceability, etc.

Copyrights & confidentiality
Hawkeye Home Inspections reserves all rights. Unauthorized reproduction, distribution and use of the report in its entirety or in part is strictly prohibited. The report is not assignable or transferable and is confidential.

Structural
In most cases a substantial portion of the structural assemblies and foundation system are not readily accessible or exposed to view and condition and performance must be judged indirectly and assumptions made as to condition and performance etc. Therefore my inspection is not a certification or warranty that the foundation or that the structural components are otherwise free of any defects. If certifications or warranties are required then we recommend that you contact a qualified professional in that area.

Exterior and Site
The identification of damage, deterioration, wood destroying insect infestations or deficiencies in workmanship and construction of the wall assemblies including those portions of the wall cladding system, doors and windows not exposed to view are outside of the scope of this inspection. Also outside of the scope of this inspection is a determination of proper installation of windows and doors retrofit or otherwise, weather resistive barriers and flashings around wall perforations such as doors and windows and proper installation of those portions of wall claddings not exposed to view. Concerning the identification of double pane windows with interpane seal leakage, although it is my practice to try and identify such windows I do not warrant that I have indeed identified all such windows. Note signs of interpane seal leakage may come and go and subtle signs may go un-noticed.

Roof
This inspection does not serve as a certification of the water tightness of the roof. While exposed to view signs of leaks or abnormal condensation on building components in readily accessible areas are observed for, active moisture penetration is most observable during or after recent rains and condensation in cold winter months. Conditions conducive to leakage may change due to numerous causes beyond my ability to discover. If certifications as to the water tightness or quality of the roofing and its installation are required for lending purposes or otherwise desired then I recommend you contract with a licensed roofer who provides such certifications.
Concerning the roof drainage system, my observations are primarily of the gutters and downspouts under the conditions present. I do not otherwise test the function of the gutters, downspouts, and storm drains. Any problems with the storm drains are not likely to be uncovered.

Plumbing
My inspection does not include an evaluation of the main water supply line to the house. I only observe the exposed to view portions of the interior plumbing system. I don't disturb insulation on the plumbing to look for defects.
My inspection does not warrant against backups or hidden and latent defects. The interior condition of the DWV system cannot be evaluated by this visual/non invasive inspection. As a point of disclosure the clothes washer drain plumbing is not evaluated and older 1.5" lines may not keep up with the discharge rate of newer clothes washers. Also I don't test the functionality of floor drains. The evaluation of the interior condition of the main building drain inside the house and the sewer line outside of the house is best done by sending a camera down the line. As a rule of thumb any home with a cast iron building drain built before the 60's should be inspected with a camera.

Electrical
My inspection is not a comprehensive evaluation or a compliance inspection of the electrical system. My inspection is a visual survey of the electrical system exposed to view. I don't do load testing of over current protection devices (breakers or fuses etc.) and my inspection does not include verifying circuit directories, but I do test for basic function of a representative number of receptacles and light fixtures. My observations are also non-invasive. For example fixtures and devices are not disassembled or insulation or other items moved to view the wiring system. If comprehensive evaluations are desired then a licensed electrician should be consulted.

Heating systems
My opinion is based on quick operation of the heating system or independent heaters and does not include an evaluation of the adequacy and efficiency of the system. A visual inspection cannot determine if the heating appliances are truly working as intended. Often owners and conditions do not permit extended operation of installed systems therefore you are advised that a licensed HVAC contractor should perform any comprehensive evaluations to determine fitness of gas, oil or electric furnaces or heat pumps for your purchase consideration. Such equipment cannot be properly evaluated without the use of test and inspection equipment and special training.

Cooling system
A superficial visual evaluation is performed of the readily accessible exposed to view portions of the central air conditioning equipment and distribution system if present. Systems are not operated when temperatures are below 65 degrees as doing so can cause damage in some cases to the compressor. Note a superficial visual inspection and quick operation cannot determine the fitness (adequacy & efficiency) of a central air system alone. Often owners and conditions do not permit extended operation which may uncover problems. Therefore you are advised that a licensed HVAC contractor should perform any comprehensive evaluations to determine fitness of the air conditioning equipment and performance for your purchase consideration. Such equipment cannot be properly evaluated without the use of test and inspection equipment and special training.

Tile & Stone
Concerning tile & stone floor coverings either present or anticipated, consideration for brittle rigid facades such as tile & stone are almost never made in the design of a spec home and often times not even in a custom built home. The designer has usually only made consideration for flexible coverings such as carpets and vinyls. The demand for tile and stone has far exceeded the pool of available skilled tile setters and the work is often performed by DIY's and unskilled labor. The quality of a tile or stone installation is only as good as its substrate which I can't visually inspect. If you are planning a tile or stone installation we recommend following or specifying the latest edition of the "Handbook for Ceramic Tile Installation" published by the Tile Council of North America, Inc. and the ANSI A108/118/136 specifications for the Installation of Ceramic Tile.

Insulation & Ventilation
This portion of the inspection is intended to provide information on the type and condition of the insulation that is exposed to view and the presence and operation of mechanical ventilation systems and presence of passive ventilations systems. This portion of the inspection is not designed to serve as or support an energy audit of the home.

GENERAL EXCLUSIONS & OUT OF SCOPE ISSUES AND ITEMS

Oregon certified home inspectors are not required to report on:

Life expectancy of any component or system.
The causes of the need for a repair.
The methods, materials, and costs of corrections.
The suitability of the property for any specialized use.
Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions.
The advisability or inadvisability of purchase of the property.
The presence or absence of pests such as wood damaging organisms, rodents, or insects.
Cosmetic items, underground items, or items not permanently installed.
Detached structures.
Concealed insulation and vapor retarders.
Venting equipment that is integral with household appliances.
Thermal efficiency ratings.
Fences or privacy walls.
Ownership of fencing, privacy walls, retaining walls.
Condition of trees, shrubs, or vegetation.
Soil or geological conditions, site engineering, property boundaries, encroachments, or easements.

Oregon certified home inspectors are not required to:

Offer or undertake any act or service contrary to law.
Offer warranties or guarantees of any kind.
Offer to undertake engineering, architectural, plumbing, electrical or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the Oregon certified home inspector holds a valid occupational license, in which case the Oregon certified home inspector may inform the client that the home inspector is so certified, and is therefore qualified to go beyond Division 8 and undertake additional inspections beyond those within the scope of the basic inspection.
Calculate the strength, adequacy, or efficiency of any system or component.
Enter any area, undertake any procedure that may damage the property or its components, or be dangerous to the Oregon certified home inspector or other persons.
Operate any system or component that is shut down or otherwise inoperable.
Operate any system or component that does not respond to normal operating controls.
Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility.
Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to toxins, carcinogens, noise or contaminants in the building or soil, water, and air.
Determine the effectiveness of any system installed to control or remove suspected hazardous substances.
Predict future condition, including but not limited to failure of components.
Project operating costs of components.
Evaluate acoustical characteristics of any system or component.
Observe special equipment or accessories that are not listed as components to be observed in Division 8.
Identify presence of odors or their source.

The Oregon certified home inspector is not required to observe:

Storm windows, storm doors, screening, shutters, and awnings.
Geological conditions.
Garage door operator remote control transmitters.
Recreational facilities (including spas, saunas, steambaths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities).
Detached buildings or structures.
Water conditioning systems.
Fire and lawn sprinkler systems.
On-site water supply quantity and quality.
On-site waste disposal systems.
Foundation irrigation systems.
Whirlpool tubs, except as to functional flow and functional drainage.
Swimming pools and spas.
Solar water heating equipment.
State the effectiveness of anti-siphon devices and anti-backflow valves.
Determine whether water supply and waste disposal systems are public or private.
Operate automatic safety controls.
Operate any valve except toilet flush valves, fixture faucets, and hose faucets.
Low-voltage systems except to report the presence of solenoid-type lighting systems.
Security system devices, heat detectors, or carbon monoxide detectors.
Telephone, security, TV, intercoms, lightening arrestors or other ancillary wiring that is not a part of the primary electrical distribution system.
Built-in vacuum equipment.
Insert any tool, probe, or testing device inside the panels.
Test or operate any overcurrent device except ground fault circuit interrupters.
Dismantle any electrical device or control other than to remove the covers of the main or auxiliary distribution panels.
Inspect the interior of flues, vents & chimneys.
Fireplace insert flue connections.
Humidifiers.
The uniformity or adequacy of heat supply to the various rooms.
Operate automatic safety controls.
Ignite or extinguish solid fuel fires.
Cooling systems when weather conditions or other circumstances may cause equipment damage.
Non-central air conditioners.
The uniformity or adequacy of cool-air supply to the various rooms.
Operate a representative number of cabinets and drawers.
Paint, wall paper, and other finish treatments on the interior walls, ceilings, and floors.
Draperies, blinds or other window treatments.
Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation.
Non built-in appliances.
Refrigeration units that are not installed.
Test for Microwave leakage.

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